Meyerbeer introduced the bugle in B flat in his opera Robert-le-Diable in the scene of the resurrection of the nuns, and a bugle in A in the fifth act.

See, for further information on the technique of the instrument, Logier's Introduction to the Art of Playing on the Royal Kent Bugle (London, Clementi, 1820); and for the use of the bugle in the French army, G. Kastner, Le Manuel general de musique militaire (with illustrations, Paris, 1848).

(K. S.)

[1] The word is derived from Lat. buculus, a young bull. "Bugle," meaning a long jet or black glass bead, used in trimming ladies' dresses, is possibly connected with the Ger. Bugel, a bent piece of metal. The English name "bugle" is also given to a common labiate plant, the Ajuga reptans, not to be confused with the "Bugloss" or Anchusa officinalis.

[2] For diagrams of these mouthpieces see V.C. Mahillon, Elements d'acoustique (Brussels, 1874), p. 96.

[3] See E. van der Straeten, La Musique aux Pays-bas, vol. vii. p. 38, where the instrument is not mentioned as a novelty; also Leon, comte de Laborde, Les Ducs de Bourgogne, pt. ii. (Preuves), (Paris, 1849), tom. i. p. 365, No. 1266.

[4] Martin Agricola, Musica Instrumentalis deudsch (Wittenberg, 1528), f. viii^b.

[5] Michael Praetorius, Syntagma Musicum (Wolfenbuettel, 1618), pl. viii. No. 5.

[6] See Captain C.R. Day, Descript. Catalogue (London, 1891), pp. 168-169, and pl. xi. fig. D.

[7] Barthol. Trevisa, De Propr. Rebus, xviii., xv., 1495, 774.

[8] King Alisaunder, 5112 and 5282.

[9] Dictionnaire de l'ancienne langue francaise du IXe an XVe siecle.

[10] De re militari, bk. iii. ch. v.

[11] See Catal. descriptif du musee instrumental du conservatoire de Bruxelles, vol. i. (Ghent, 1880), p. 331. There are, in the department of Greek and Roman antiquities at the British Museum, two bronze Etruscan cornua, No. 2734, resembling the hunting horns of the middle ages and bent in a semicircular shape. They measure from end to end respectively 2 ft. 1 in. and 2 ft. 2 in.

[12] Maj. J.H.L. Archer, The British Army Records (London, 1888), p. 402.

[13] For the use of the drum in the 16th century, see Sir John Smyth, Instructions and Observations for all Chieftaines, Captaines, &c. (London, 1595), pp. 158-159.

[14] See Richard Cannon, Historical Records of the regiment (London, 1848), p. 3.

[15] See H.G. Farmer, Memoirs of the Royal Artillery Band (London, 1904), p. 183.

BUGTI, a Baluch tribe of Rind (Arab) origin, numbering about 15,500, who occupy the hills to the east of the Sind-Peshin railway, between Jacobabad and Sibi, with the Marris (a cognate tribe) to the north of them. Like the Marris, the Bugtis are physically a magnificent race of people, fine horsemen, good swordsmen and hereditary robbers. An expedition against them was organized by Sir C. Napier in 1845, but they were never brought under control till Sir Robert Sandeman ruled Baluchistan. Since the construction of the railway, which completely outflanks their country, they have been fairly orderly.

BUHLE, JOHANN GOTTLIEB (1763-1821), German scholar and philosopher, was born at Brunswick, and educated at Goettingen. He became professor of philosophy at Goettingen, Moscow (1840) and Brunswick. Of his numerous publications, [v.04 p.0707] the most important are the Handbuch der Geschichte der Philosophie (8 vols., 1796-1804), and Geschichte der neueren Philosophie (6 vols., 1800-1805). The latter, elaborate and well written, is lacking in critical appreciation and proportion; there are French and Italian translations. He edited Aratus (2 vols., 1793, 1801) and part of Aristotle (Bipontine edition, vols. i.-v., 1791-1904).

BUHTURĪ [al-Walīd ibn 'Ubaid Allāh] (820-897), Arabian poet, was born at Manbij (Hierapolis) in Syria, between Aleppo and the Euphrates. Like Abū Tammām, he was of the tribe of Tāi. While still young, he went to visit Abū Tammām at Horns, and by him was commended to the authorities at Ma'arrat un-Nu'mān, who gave him a pension of 4000 dirhems (about L90) yearly. Later he went to Bagdad, where he wrote verses in praise of the caliph Motawakkil and of the members of his court. Although long resident in Bagdad he devoted much of his poetry to the praise of Aleppo, and much of his love-poetry is dedicated to Alwa, a maiden of that city. He died at Manbij Hierapolis in 897. His poetry was collected and edited twice in the 10th century, arranged in one edition alphabetically (i.e. according to the last consonant in each line); in the other according to subjects. It was published in Constantinople (A.D. 1883). Like Abū Tammām he made a collection of early poems, known as the Hamāsa (index of the poems contained in it, in the Journal of the German Oriental Society, vol. 47, pp. 418 ff., cf. vol. 45, pp. 470 ff.).

Biography in M^cG. de Slane's translation of Ibn Khallikān's Biographical Dictionary (Paris and London, 1842), vol. iii. pp. 657 ff.; and in the Book of Songs (see ABULFARAJ), vol. xviii. pp. 167-175.

(G. W. T.)

BUILDERS' RITES. Many people familiar with the ceremonies attendant on the laying of foundation stones, whether ecclesiastical, masonic or otherwise, may be at a loss to account for the actual origin of the custom in placing within a cavity beneath the stone, a few coins of the realm, newspapers, &c. The ordinary view that by such means particulars may be found of the event on the removal of the stone hereafter, may suffice as respects latter-day motives, but such memorials are deposited in the hope that they will never be disturbed, and so another reason must be found for such an ancient survival. Whilst old customs continue, the reasons for them are ever changing, and certainly this fact applies to laying foundation stones. Originally, it appears that living victims were selected as "a sacrifice to the gods," and especially to ensure the stability of the building. Grimm[1] remarks "It was often thought necessary to immure live animals and even men in the foundation, on which the structure was to be raised, to secure immovable stability." There is no lack of evidence as to this gruesome practice, both in savage and civilized communities. "The old pagan laid the foundation of his house and fortress in blood."[2] Under the walls of two round towers in Ireland (the only ones examined) human skeletons have been discovered. In the 15th century, the wall of Holsworthy church was built over a living human being, and when this became unlawful, images of living beings were substituted (Folk-Lore Journal, i. 23-24).

The best succinct account of these rites is to be obtained in G. W. Speth's Builders' Rites and Ceremonies (1893).

(W. J. H.*)

[1] Teutonic Mythology (1883-1884), (trans. Stalleybrass).

[2] Baring-Gould on "Foundations," Murray's Mag. (1887).

BUILDING.[1] The art of building comprises the practice of civil architecture, or the mechanical operations necessary to [Sidenote: Relation of building to architecture.] carry the designs of the architect into effect. It is not infrequently called "practical architecture," but the adoption of this form would lead only to confusion, by rendering it difficult to make the distinction generally understood between architecture (q.v.) as a fine or liberal art, and architecture as a mechanical art. The execution of works of architecture necessarily includes building, but building is frequently employed when the result is not architectural; a man may be a competent builder without being an architect, but no one can be an accomplished architect unless he be competent to specify and direct all the operations of building. An architect should have a scientific knowledge of the various soils he may meet with, such as clay, earth, silt, rock, gravel, chalk, &c., so that when the trial holes are dug out on the site, he can see the nature of the soil, and at once know what kind of a foundation to put to the building, and the depth to which he must go to get a good bottom. He should also have a good knowledge of chemistry, so that he may understand the effects of the various acids, gases, &c., that are contained in the materials he uses, and the objections to their presence. He must be acquainted with the principles of timbering in trenches, and excavations, shoring, brickwork, fireproof construction, stonework, carpentry and joinery, smiths' work, plumbing, heating, ventilation, bells, electric and gas lighting, water-supply, drainage, plastering, tiling to internal walls or pavings and roofs, slating of roofs, glazing, painting and decoration. He should be able to calculate the various strengths and strains to be placed on any portion of the structure, and have a general knowledge of the building trade, enabling him to deal with any difficulty or defects that may arise.

An important feature in the qualification of the architect is that he should be thoroughly conversant with the by-laws of the different towns or districts, as to the requirements for the various classes of buildings, and the special features of portions of the different buildings. The following are examples of the various buildings which he may have to design, and the erection of which he may have to superintend:—dwelling-houses, domestic buildings, shops, dwellings for the working class, public buildings such as churches, schools, hospitals, libraries and hotels, factories of all kinds for all general trades, studios, electric power stations, cold storage buildings, stables and slaughterhouses. With regard to factories, places for the storage or making of different patent foods, and for slaughter of beasts intended for human consumption, stringent by-laws are in most countries laid down and enforced by the public health authorities. In England, the Public Health Acts and By-laws are carried out by the various borough or district authorities, who appoint inspectors especially to study the health of the public with regard to sanitary arrangements. The inspectors have special powers to deal with all improper or defective food, or with any defects in buildings that may affect its cleanly preparation.

In addition to meeting the requirements of the clients, the various buildings have to be constructed and planned on clearly [Sidenote: Reasons for special type of plans.] defined lines, according to the rules of the various authorities that control their erection; thus the construction and planning of public schools are governed in England by the board of education, and churches are governed by the various societies that assist in financing the erection of these edifices; of these the Incorporated Church Building Society exercises the strongest control. Factories both in England and France must be planned and erected to meet the separate acts that deal with these buildings. The fire insurance companies lay down certain requirements according to the size of the building, and the special trade for which it is erected, and fix their rate of premium accordingly. Dwelling-houses in London must be erected in accordance with the many building acts which govern the materials to be used, and the methods by which they shall be employed, the thickness of walls, rates of inclination of roofs, means of escape from fire, drainage, space at rear, &c. &c.; these laws especially forbid the use of timber framed buildings. In sundry districts in England where the model by-laws are not in force, notably at Letchworth, Herts, it is possible to erect buildings with sound materials untrammelled by by-laws. With regard to premises used in a combined way, as shop and dwelling-house, if in London, and the building exceeds 10 squares, or 1000 sq. ft. super in area, the stairs and a large portion of the building must be built of fire-resisting materials. In the erection of London flats under certain conditions the stairs and corridors [v.04 p.0708] must be of fire-resisting materials, while in parts of New York timber buildings are allowed; for illustrations of these see the article CARPENTRY. In public buildings and theatres in London, Paris and New York not only the construction, but also the exits and seating accommodation and stage, including the scenery dock and flies, must conform to certain regulations.

The conditions necessary for planning a successful building may be summarized as follows:—(1) Ease of access; (2) Good [Sidenote: Conditions necessary for a successful building.] light (3) Good service; (4) Pleasing environment and approaches; (5) Minimum cost with true economy; in the case of office buildings, also ease of rearrangement to suit tenants. An architect should also be practically acquainted with all the modes of operation in all the trades or arts employed in building, and be able minutely to estimate beforehand the absolute cost involved in the execution of a proposed structure. The power to do this necessarily involves that of measuring work (usually done by the quantity surveyor at an advanced stage of the work), and of ascertaining the quantities to be done. In ordinary practice the architect usually cubes a building at a price per foot cube, as will be described hereafter, but an architect should know how to measure and prepare quantities, or he cannot be said to be master of his profession.

Building includes what is called construction, which is the branch of the science of architecture relating to the practical [Sidenote: Construction.] execution of the works required to produce any structure; it will therefore be necessary to explain the subject in a general manner before entering upon building in detail.

Although the styles of architecture have varied at different periods, buildings, wherever similar materials are employed, must be constructed on much the same principles. Scientific knowledge of the natures and properties of materials has, however, given to the modern workman immense advantages over his medieval brother-craftsman, and caused many changes in the details of the trade, or art of building, although stones, bricks, mortar, &c., then as now, formed the element of the more solid parts of all edifices.

The object of constructions is to adapt, combine and fit materials in such a manner that they shall retain in use the [Sidenote: General principles.] forms and dispositions assigned to them. If an upright wall be properly constructed upon a sufficient foundation, the combined mass will retain its position and bear pressure acting in the direction of gravity to any extent that the ground on which it stands, and the compound materials of the wall, can sustain. But pressure acting laterally has a necessary tendency to overthrow a wall, and therefore it will be the aim of the constructor to compel, as far as possible, all forces that can act upon an upright wall, to act in the direction of gravity, or else to give it permanent means of resistance in the direction opposite to that in which a disturbing force may act. Thus when an arch is built to bear against an upright wall, a buttress or other counterfort is applied in a direction opposed to the pressure of the arch. In like manner the inclined roof of a building spanning from wall to wall tends to thrust out the walls, and hence a tie is applied to hold the opposite sides of the roof together at its base, where alone a tie can be fully efficient, and thus the roof is made to act upon the walls wholly in the direction of gravity; or where an efficient tie is inapplicable, as in the case of a hammer beam roof, buttresses or counterforts are added to the walls, to enable them to resist the pressure outwards. A beam laid horizontally from wall to wall, as a girder to carry a floor and its load, may sag or bend downwards, and tend thereby to force out the walls, or the beam itself may break. Both these contingencies are obviated by trussing, which renders the beam stiff enough to place its load on the walls in the direction of gravity, and strong enough to carry it safely. Or if the beam be rigid in its nature, or uncertain in its structure, or both (as cast-iron is), and will break without bending, the constructor by the smiths' art will supply a check and ensure it against the possible contingency.

Perfect stability, however, is not to be obtained with materials which are subject to influences beyond the control of man, and all matter is subject to certain influences of that nature. The [Sidenote: Materials.] influences mostly to be contended against are heat and humidity, the former of which produces movement of some kind or to some extent in all bodies, the latter, in many kinds of matter; whilst the two acting together contribute to the disintegration or decay of materials available for the purposes of construction. These pervading influences the constructor seeks to counteract, by proper selection and disposition of his materials.

Stone and brick, the principal materials in general construction, keep their places in combination by means of gravity. They may [Sidenote: Stone.] be merely packed together, but in general they are compacted by means of mortar or cement, so that although the main constituent materials are wholly incompressible, masses of either, or of both, combined in structures are compressible, until the setting medium has indurated to a like condition of hardness. That kind of stone is best fitted for the purposes of general construction which is least absorbent of moisture, and at the same time free to work. Absorbent stone exposed to the weather rapidly disintegrates, and for the most part non-absorbent stone is so hard that it cannot always be used with a due regard to economy. When, therefore, suitable stone of both qualities can be obtained, the harder stone can be exposed to the weather, or to the action which the softer stone cannot resist, and made to form the main body of the structure of the latter so protected. The hard and the soft should be made to bear alike, and should therefore be coursed and bonded together by the mason's art, whether the work be of stone wrought into blocks and gauged to thickness, or of rough dressed or otherwise unshaped rubble compacted with mortar.

Good bricks are less absorbent of moisture than any stone of the same degree of hardness, and are better non-conductors [Sidenote: Bricks.] of heat than stone. As the basis of a stable structure, brickwork is more to be relied upon than stone in the form of rubble, when the constituents bear the relation to one another last above referred to, the setting material being the same in both; because the brick by its shaped form seats itself truly, and produces by bonding a more perfectly combined mass, whilst the imperfectly shaped and variously sized stone as dressed rubble can neither bed nor bond truly, the inequalities of the form having to be compensated for with mortar, and the irregularity of size of the main constituent accounted for by the introduction of larger and smaller stones. The most perfect stability is to be obtained, nevertheless, from truly wrought and accurately seated and bonded blocks of stone, mortar being used to no greater extent than may be necessary to exclude wind and water and prevent the disintegrating action of these agents upon even the most durable stone. When water alone is to be dealt with, and especially when it is liable to act with force, mortar is necessary for securing to every block in the structure its own full weight, and the aid of every other collateral and superimposed stone, in order to resist the loosening effect which water in powerful action is bound to produce.

In the application of construction to any particular object, the nature of the object will naturally affect the character of [Sidenote: Particular objects of construction.] the constructions and the materials of which they are to be formed. Every piece of construction should be complete in itself, and independent as such of everything beyond it. A door or a gate serves its purpose by an application wholly foreign to itself, but it is a good and effective, or a bad and ineffective, piece of construction, independently of the posts to which it may be hung, whilst the wheel of a wheelbarrow, comprising felloes, spokes and axletree, is a piece of construction complete in itself, and independent as such of everything beyond it. An arch of masonry, however large it may be, is not necessarily a piece of construction complete in itself, for it would fall to pieces without abutments. Thus a bridge consisting of a series of arches, however extensive, may be but one piece of construction, no arch being complete in itself without the collateral arches in the series to serve as its abutments, and the whole series being dependent thereby upon [v.04 p.0709] the ultimate abutments of the bridge, without which the structure would not stand. This illustration is not intended to apply to the older bridges with widely distended masses, which render each pier sufficient to abut the arches springing from it, but tend, in providing for a way over the river, to choke up the way by the river itself, or to compel the river either to throw down the structure or else to destroy its own banks.

Some soils are liable to change in form, expanding and contracting under meteorological influences; such are clays which [Sidenote: Foundations.] swell when wetted and shrink when dried. Concrete foundations are commonly interposed upon such soils to protect the building from derangement from this cause; or walls of the cheaper material, concrete, instead of the more expensive brick or stone structure, are brought up from a level sufficiently below the ordinary surface of the ground. When concrete is used to obviate the tendency of the soil to yield to pressure, expanse or extent of base is required, and the concrete being widely spread should therefore be deep or thick as a layer, only with reference to its own power of transmitting to the ground the weight of the wall to be built upon it, without breaking across or being crushed. But when concrete is used as a substitute for a wall, in carrying a wall down to a low level, it is in fact a wall in itself, wide only in proportion to its comparative weakness in the absence of manipulated bond in its construction, and encased by the soil within which it is placed. When a concrete wall is used in place of brick the London Building Act requires an extra thickness of one-third; on the question of reinforced concrete no regulations as to thickness have at present been made.

The foundation of a building of ordinary weight is for the most part sufficiently provided for by applying what are technically [Sidenote: Footings to walls.] termed "footings" to the walls. The reason for a footing is, that the wall obtains thereby a bearing upon a breadth of ground so much greater than its own width or thickness above the footing as to compensate for the difference between the power of resisting pressure of the wall, and of the ground or ultimate foundation upon which the wall is to rest. It will be clear from this that if a building is to be erected upon rock as hard as the main constituent of the walls theoretically no expanded footings will be necessary; if upon chalk, upon strong or upon weak gravel, upon sand or upon clay, the footing must be expanded with reference to the power of resistance of the structure to be used as a foundation; whilst in or upon made ground or other loose and badly combined or imperfectly resisting soil, a solid platform bearing evenly over the ground, and wide enough not to sink into it, becomes necessary under the constructed footing. For this purpose the easiest, the most familiar, and for most purposes the most effectual and durable is a layer of concrete.

The English government, when it has legislated upon building matters, has generally confined itself to making provision that the enclosing walls of buildings should be formed of incombustible materials. In provisions regarding the least thicknesses of such walls, these were generally determined with reference to the height and length of the building.

In the general and usual practice of developing land at the present day, the owner or freeholder of the land first consults an [Sidenote: Procedure for an intended building.] architect and states his intentions of building, the size of what he requires, what it is to be used for, if for trade how many hands he intends to employ, and the sub-buildings and departments, &c., that will be wanted. The architect gathers as much information as he can as to his client's requirements, and from this information prepares his sketches. This first step is usually done with rough sketches or outlines only, and when approved by the client as regards the planning and situation of rooms, &c., the architect prepares the plans, elevations, and sections on the lines of the approved rough sketches; at the same time he strictly observes the building acts, and makes every portion of the building comply with these acts as regards the thickness of walls, open spaces, light and air, distances from surrounding property, frontage lines, and a host of other points too numerous to mention, as far as he can interpret the meaning of the enactments. (The London and New York Building Acts are very extensive, with numerous amendments made as occasion requires.) An architect, whilst preparing the working drawings from the rough approved sketches, and endeavouring to conform with the Building Act requirements, often finds after consultation with the district surveyor, or the London County Council, or other local authorities, that the plans have to be altered; and when so altered the client may disapprove of them, and thus delay often occurs in settling them.

Another important point is that after the architect has obtained the consent of the building authorities, and also the approval of the client, then he may have to fight the adjoining owners with regard to ancient lights, or air space, or party walls. In the city of London these last difficulties often mean the suspension of the work for a long time, and a great loss to the client.

If the site is a large one, or the nature of the soil uncertain, trial holes should be sunk directly the sketch plans are approved. (See FOUNDATIONS.)

Where the property is leasehold there are always at this stage negotiations as to obtaining the approval of the senior lessors and the freeholders; these having been obtained, the architect is then free to serve the various notices that may be required re party walls, &c.

The contract plans should be very carefully prepared, and sections, plans and elevations of all parts of the buildings and the levels from a datum line be given. In addition to the general set of drawings, larger scale details of the principal portions of the building should be given.

If there are any existing buildings on the site these should be carefully surveyed and accurate detail plans be made for reference; this is especially necessary with regard to easements and rights of adjoining owners. Also in the preparation of the site plan the various levels of the ground should be shown.

The plans having been approved by all parties concerned, the next operation is the preparation of the specification. This is a document which describes the materials to be used in the building, states how they are to be mixed, and how the various works are to be executed, and specifies every trade, and every portion of work in the building. The specification is necessary to enable the builder to erect the structure according to the architect's requirements, and is written by the architect; usually two copies of this document are made, one for the builder, the other for the architect, and the latter is signed as the contract copy in the same manner as the drawings.

From the specification and drawings usually an approximate estimate of the cost of the proposed building is prepared by the architect, and the most general method adopted is to cube the building by a multiplication of the length, breadth and height of the building, and to multiply the product or cubic contents by a price ranging from fivepence to three shillings per cubic foot. In the case of churches, chapels and schools, the cost may be roughly computed by taking the number of seats at a price per seat. In the case of churches and chapels, taking a minimum area of 8 ft. each, the cost varies from L10 upwards, the difference being due to the amount of architectural embellishment or the addition of a tower. Schools may be estimated as averaging L9 per scholar; we find that, taking schools of various sizes erected by the late London School Board, their cost varied from L7:12:4 to L10:1:10 per scholar. Hospitals vary from L100 per bed upwards, the lowest cost being taken from a cottage hospital type; while in the case of St Thomas's hospital, London, the cost per bed, including the proportion of the administrative block, was L650, and without this portion the wards alone cost L250. The Herbert hospital at Woolwich cost only L320 per bed.

The bills of quantities are prepared by the quantity surveyor, and are generally made to form part of the contract, and so mentioned in "the contract." The work of the quantity surveyor is to measure from the drawings the whole of the materials required for the structure, and state the amounts or quantities of the respective materials in the form of a bill usually made out on foolscap paper specially ruled, so that [v.04 p.0710] the builders can price each item, together with the labour required to work and fix it, thus forming the building. The idea is to be able to arrive at a lump sum for which the builders will undertake to erect the building. It is of frequent occurrence, in fact it occurs in four-fifths of building contracts, that when a building is commenced, the client, or other interested person, will alter some portion, thereby causing deviations from the bills of quantities. By having the prices of the different materials before him, it is easy for the quantity surveyor to remeasure the portion altered, adding or deducting as the case may be, and thus to ascertain what difference the alteration makes. This method of bills of quantities and prices is absolutely necessary to any one about to build, and means a considerable saving to the client in the end. For example:—Suppose that bills of quantities are not prepared for a certain job by a quantity surveyor, and, as is often done, the drawings and specification are sent to several builders asking them for a quotation to build the house or factory or whatever it may be, according to the drawings and specification. The prices are duly sent in to the architect, and probably the lowest price is accepted and the successful builder starts the job. During the progress of the works certain alterations take place by the owner's instructions, and when the day of settlement comes, the builder puts in his claim for "extras," then owing to the alterations and to the architect having no prices to work upon, litigation often ensues.

Before the work of erecting a structure is entrusted to a builder he has to sign a contract in the same manner as the drawings and specification. This contract is an important document wherein the builder agrees to carry out the work for a stated sum of money, in accordance with the drawings and specification, and bills of quantities, and instructions of the architect, and to his entire satisfaction; and it also states the description of the materials and workmanship, and the manner of carrying out the work, responsibilities of the builder, particularly clauses indemnifying the employer against accidents to employees, and against numerous other risks, the time of completion of works under a penalty for non-completion (the usual allowance being made for bad weather, fire or strikes), and also how payments will be made to the builder as he proceeds with the building. This form of contract is generally prepared by the architect, and varies in part as may be necessary to meet the requirements of the case.

When the drawings have been approved by the owner or client, also by the district surveyor or local authorities, and by adjoining owners, one copy of them, made on linen, is usually deposited (in London) either with the district surveyor, or with the London County Council, another is prepared for the freeholder if a lease of the land is granted, and a third is given to the builder. In addition, in complicated cases such as occur in the city of London, when a building is erected on land which has four or five distinct owners, an architect may have to prepare a large number of complete copies to be deposited with the various parties interested.

The duties of the builder are very similar to those of the architect, except that he is not expected to be able to plan [Sidenote: The builder's sphere.] and design, but to carry out the plans and designs of the architect in the actual work of building. The builder should also know the various acts, and in particular the acts specially relating to the erection of scaffoldings, hoardings, gantries, shoring and pulling down of old buildings. He should have a thorough knowledge of all materials, their qualifying marks or brands, and the special features of good and bad in each class, their uses and method of use. He should be able to control and manage both the men and materials; and briefly, in a builder, as opposed to an architect, the constructive knowledge should predominate.

On large or important works it is usual to have a clerk of works or delegate from the architect; his duties are to be on the works while they are in progress and endeavour by constant attention to secure the use of the best materials and construction, and to report to the architect for his instruction any difficulties that may arise. He should be a thoroughly practical man as opposed to the architectural draughtsman. His salary is paid by the client, and is not included in the architect's remuneration.

American building acts agree in a general manner with those enforced in London. But whereas New York allows the erection [Sidenote: American practice.] of frame or wood structures, while defining a certain portion of the city inside which no new frame or wood structures shall be erected, in London and the large cities of Great Britain the erection of wood frame buildings as dwellings is prohibited. In New York City provision is made for a space at the rear of domestic buildings at least 10 ft. deep, but such depth is increased when the building is over 60 ft. high, and is varied under special circumstances. In London this depth is the same, but the height of the building in relation to the space required in the rear thereof shall be constructed to keep within an angle of 631/2 degrees, inclining from the rear boundary towards the building from the level of pavement in front of building; the position from which the angle is taken is varied under special circumstances. In the smaller English towns the building regulations are framed on the model by-laws, and these increase the depth of the yard or garden according to the height of the building.

With regard to the strength and proportion of materials, these are not dealt with in the London Building Act to the same extent as in the New York; for example, in the New York acts (parts 4 and 5)[2] it is prescribed that the bricks used shall be good, hard, well-burned bricks. The sand used for mortar shall be clean, sharp, grit sand, free from loam or dirt, and shall not be finer than the standard samples kept in the office of the department of buildings; also the quality of lime and mortar is fully described, and the strengths of steel and cast-iron, and tests of new materials. Also it is required that all excavations for buildings shall be properly guarded and protected so as to prevent them from becoming dangerous to life or limb, and shall be sheath-piled where necessary by the person or persons causing the excavations to be made, to prevent the adjoining earth from caving in. Plans filed in the department of buildings shall be accompanied by a statement of the character of the soil at the level of the footings. There are also requirements as to protecting adjoining property. The bearing capacity of soils, pressure under footings of foundations, and in part 6 the materials of walls and the methods to be observed in building them are defined. Part 23 deals with floor loads, and the strength of floors constructed of various materials, and requires that the temporary support shall be strong enough to carry the load placed upon them during the progress of any works to buildings. Part 24 deals with the calculations and strength of materials, and wind pressure. Parts 4 and 5 of the New York Building Code are not dealt with by the London Building Act, but the local by-laws of the various districts deal with these. Part 6 of the New York code is dealt with partly by the London Building Act, and partly by the local by-laws. Parts 23 and 24 of the New York code are not dealt with in the English acts at all. In America the standard quality for all materials is set out, but in no English acts do we find the definition of the quality of timber, new materials, steel, &c. Iron and steel construction is in its infancy in England as compared with America, and probably this accounts for no special regulations being in force; but part 22 of the New York Building Code, section 110 to 129 inclusive, deals very fully with iron and steel construction, and this is further supplemented by sections 137 to 140 inclusive.

Sanitary work is dealt with in London by section 39 of the Public Health (London) Act, and the drainage by-laws of the London County Council, in which every detail is very fully gone into with regard to the laying of drains, and fitting up of soil pipes, w.c.'s, &c., all of which is to be carried out and tested to the satisfaction of the local borough's sanitary inspector. The general requirements of New York with regard to sanitary work are very similar with a few more restrictions, and are carried out under "the rules and regulations for plumbing, drainage, [v.04 p.0711] water-supply, and ventilation of buildings." The noticeable feature of the New York regulations is that all master plumbers have to be registered, which is not so in England. The New York regulations have 183 sections relating to sanitary work, and the English regulations have 96 sections. Also by part 16 of the Amendments to Plumbing Rules 1903, the New York laws require that, before any construction of, or alterations to, any gas piping or fittings are commenced, permits must be obtained from the superintendent of buildings; these are only issued to a registered plumber. The application must be accompanied by plans of the different floors showing each outlet, and the number of burners to each outlet; a statement must also be made of the quality of the pipes and fittings, all of which are to be tested by the inspector. In London there are no such laws; the gas companies control a small portion of the work as regards the connexion to meters, while the insurance companies require gas jets to be covered with a wire guard where liable to come in contact with inflammable goods. As to water, the various water companies in England have each their own set of regulations as to the kind of fittings and thickness and quality of pipe to be used, whether for service, wastes or main.

The importance of fire-resisting construction is being more fully recognized now by all countries. In France the regulations [Sidenote: Fire-resisting construction.] for factories, shops and workshops relating to "exits" require that all doors should open outwardly when they open on to courts, vestibules, staircases or interior passages. When they give access to the open air, outward opening is not obligatory unless it has been judged necessary in the interests of safety. If the doors open on to a passage or staircase they must be fixed in such a manner as not to project into the passage or staircase when open. The exits must be numerous, and signs indicating the quickest way out are to be placed in conspicuous positions. The windows are to open outwardly. Staircases in offices or other buildings serving as places for work shall be constructed in incombustible materials, or shall be walled in fully in plaster. The number of staircases shall be in proportion to the number of employees, &c. It is prohibited to use any liquid emitting vapours inflammable under 35 deg. C. for the purpose of lighting or heating, unless the apparatus containing the liquid is solidly closed during work, that part of the apparatus containing the liquid being so closed as to avoid any oozing out of the liquid, &c. &c. Instructions are added as to precautions to be taken in case of fire.

In London fire-resisting construction is dealt with in the London Building Act, and its second schedule, and in London County Council Theatre and Factory Acts, &c. In New York the building code (parts 19, 20 and 21) deals with fire appliances, escapes, and fire-proof shutters and doors, fire-proof buildings and fire-proof floors, and requires that all tenement houses shall have an iron ladder for escape. A section somewhat similar to the last came into force in London in 1907 under the London Building Act, being framed with a view to require all existing projecting one-storey shops to have a fire-resisting roof, and all existing buildings over 50 ft. in height to have means of escape to and from the roof in case of fire.

There are several patents now in use with which it would be possible to erect a fire-proof dwelling at small cost with walls 3 to 5 in. in thickness. One of these has been used where the building act does not apply, as in the case of the Newgate prison cells, London, where the outside walls were from 3 to 4 in. thick only, and were absolutely fire and burglar proof. This method consists in using steel dovetailed sheets fixed between small steel stanchions and plastered in cement on both sides. This form of construction was also used at the British pavilion, Paris Exhibition 1900, and has been employed in numerous other buildings in England, and also in South Africa, Venezuela, and India (Delhi durbar). The use of many of these convenient and sound forms of building construction for ordinary buildings in London, and in districts of England where the model by-laws are in force, is prohibited because they do not comply with some one or other of the various clauses relating to materials, or to the thickness of a wall.

The various details of construction are described and illustrated under separate headings. See BRICKWORK, CARPENTRY, FOUNDATIONS, GLAZING, JOINERY, MASONRY, PAINTER-WORK, PLASTERING, ROOFS, SCAFFOLD, SHORING, STAIRCASE, STEEL CONSTRUCTION, STONE, TIMBER, WALL-COVERINGS, &c.

The principal publications for reference in connexion with this subject are: The Building and Health Laws of the City of New York, Brooklyn Eagle Library, No. 85; Rules and Regulations affecting Building Operations in the administrative County of London, compiled by Ellis Marsland; Annotated By-Laws as to House Drainage, &c., by Jensen; Metropolitan Sanitation, by Herbert Daw.

(J. BT.)

[1] The verb "to build" (O.E. byldan) is apparently connected with O.E. bold, a dwelling, of Scandinavian origin; cf. Danish bol, a farm, Icelandic bol, farm, abode. Skeat traces it eventually to Sanskrit bhu, to be, build meaning "to construct a place in which to be or dwell."

[2] Building and Health Laws and Regulations affecting the City of New York, including the Building Code of New York City as amended to 1st May 1903.

BUILDING SOCIETIES, the name given to societies "for the purpose of raising, by the subscriptions of the members, a stock or fund for making advances to members out of the funds of the society upon freehold, copyhold, or leasehold estate by way of mortgage," may be "either terminating or permanent" (Building Societies Act 1874, Sec. 13). A "terminating" society is one "which by its rules is to terminate at a fixed date, or when a result specified in its rules is attained"; a "permanent" society is one "which has not by its rules any such fixed date or specified result, at which it shall terminate" (Sec. 5). A more popular description of these societies would be—societies by means of which every man may become "his own landlord," their main purpose being to collect together the small periodical subscriptions of a number of members, until each in his turn has been able to receive a sum sufficient to aid him materially in buying his dwelling-house. The origin and early history of these societies is not very clearly traceable. A mention of "building clubs" in Birmingham occurs in 1795; one is known to have been established by deed in the year 1809 at Greenwich; another is said to have been founded in 1825, under the auspices of the earl of Selkirk at Kirkcudbright in Scotland, and we learn (Scratchley, On Building Societies, p. 5) that similar societies in that kingdom adopted the title of "menages."

United Kingdom.—When the Friendly Societies Act of 1834 gave effect to the wise and liberal policy of extending its benefits to societies for frugal investment, and generally to all associations having a similar legal object, several building societies were certified under it,—so many, indeed, that in 1836 a short act was passed confirming to them the privileges granted by the Friendly Societies Act, and according to them the additional privileges (very valuable at that time) of exemption from the usury laws, simplicity in forms of conveyance, power to reconvey by a mere endorsement under the hands of the trustees for the time being, and exemption from stamp duty. This act remained unaltered until 1874, when an act was passed at the instance of the building societies conferring upon them several other privileges, and relieving them of some disabilities and doubts, which had grown up from the judicial expositions of the act of 1836. It made future building societies incorporated bodies, and extended the privilege of incorporation to existing societies upon application, so that members and all who derive title through them were relieved from having to trace that title through the successive trustees of a society. It also gave a distinct declaration to the members of entire freedom from liability to pay anything beyond the arrears due from them at the time of winding up, or the amount actually secured by their mortgage deeds. Power to borrow money was also expressly given to the societies by the act, but upon two conditions: that the limitation of liability must be made known to the lender, by being printed on the acknowledgment for the loan, and that the borrowed money must not exceed two-thirds of the amount secured by mortgage from the members, or, in a terminating society, one year's income from subscriptions. Previous to the passing of the act (or rather to the judicial decision in Laing v. Read, which the clause of the act made statutory) there had been, on the one hand, grave doubts on high legal authority whether a society could borrow money at all; while, on the other hand, many societies in order to raise funds carried on the business of deposit banks to an extent far exceeding the amounts used by them for their legitimate purpose of investment on mortgage. It enacted, that if a society borrowed more than the statute authorizes, the directors accepting the loan should be personally [v.04 p.0712] responsible for the excess. By an act passed in 1894 all the Benefit Building Societies established under the act of 1836 after the year 1856 were required to become incorporated under the act of 1874.

There are, therefore, three categories of building societies:—(1) Those established before 1856, which have not been incorporated under the act of 1874 and remain under the act of 1836. (2) Those established before 1874 under the act of 1836, which have been incorporated under the act of 1874. (3) Those which have been established since the act of 1874 was passed. The first class still act by means of trustees. Of these societies there are only 62 remaining in existence, and their number cannot be increased. The second and third classes exceed 2000 in number.

The early societies were all "terminating,"—consisting of a limited number of members, and coming to an end as soon as every member had received the amount agreed upon as the value of his shares. Take, as a simple typical example of the working of such a society, one the shares of which are L120 each, realizable by subscriptions of 10s. a month during 14 years. Fourteen years happens to be nearly the time in which, at 5% compound interest, a sum of money becomes doubled. Hence the present value, at the commencement of the society, of the L120 to be realized at its conclusion, or (what is the same thing) of the subscriptions of 10s. a month by which that L120 is to be raised, is L60. If such a society had issued 120 shares, the aggregate subscriptions for the first month of its existence would amount to exactly the sum required to pay one member the present value of one share. One member would accordingly receive a sum down of L60, and in order to protect the other members from loss, would execute a mortgage of his dwelling-house for ensuring the payment of the future subscription of 10s. per month until every member had in like manner obtained an advance upon his shares, or accumulated the L120 per share. As L60 is not of itself enough to buy a house, even of the most modest kind, every member desirous of using the society for its original purpose of obtaining a dwelling-house by its means would require to take more than one share. The act of 1836 limited the amount of each share to L150, and the amount of the monthly contributions on each share to L1, but did not limit the number of shares a member might hold.

The earlier formed societies (in London at least) did not usually adopt the title "Building Society"; or they added to it some further descriptive title, as "Accumulating Fund," "Savings Fund," or "Investment Association." Several are described as "Societies for obtaining freehold property," or simply as "Mutual Associations," or "Societies of Equality." The building societies in Scotland are mostly called "Property Investment," or "Economic." Although the term "Benefit Building Society" occurs in the title to the act of 1836, it was not till 1849 that it became in England the sole distinctive name of these societies; and it cannot be said to be a happy description of them, for as ordinarily constituted they undertake no building operations whatever, and merely advance money to their members to enable them to build or to buy dwelling-houses or land.

The name "Building Society," too, leaves wholly out of sight the important functions these societies fulfil as means of investment of small savings. The act of 1836 defined them as societies to enable every member to receive the amount or value of a share or shares to erect or purchase a dwelling-house, &c., but a member who did not desire to erect or purchase a dwelling-house might still receive out of the funds of the society the amount or value of his shares, improved by the payments of interest made by those to whom shares had been advanced.

About 1846 an important modification of the system of these societies was introduced, by the invention of the "permanent" plan, which was adopted by a great number of the societies established after that date. It was seen that these societies really consist of two classes of members; that those who do not care to have, or have not yet received, an advance upon mortgage security are mere investors, and that it matters little when they commence investing, or to what amount; while those to whom advances have been made are really debtors to the society, and arrangements for enabling them to pay off their debt in various terms of years, according to their convenience, would be of advantage both to themselves and the society. By permitting members to enter at any time without back-payment, and by granting advances for any term of years agreed upon, a continuous inflow of funds, and a continuous means of profitable investment of them, would be secured. The interest of each member in the society would terminate when his share was realized, or his advance paid off, but the society would continue with the accruing subscriptions of other members employed in making other advances.

Under this system building societies largely increased and developed. The royal commissioners who inquired into the subject in 1872 estimated the total assets of the societies in 1870 at 17 millions, and their annual income at 11 millions. The more complete returns, afterwards obtained, indicate that this was an under-estimate.

A variety of the terminating class of societies met at one time with considerable favour under the name of "Starr Bowkett" or "mutual" societies, of which more than a thousand were established. They differed from the typical society above described, in the contribution of a member who had not received an advance being much smaller, while the amount of the advance was much larger, and it was made without any calculation of interest. Thus a society issued, say, 500 shares, on which the contributions were to be 1s. 3d. per week, and, as soon as a sum of L300 accumulated allotted it by ballot to one of the shareholders, on condition that he was to repay it without interest by instalments in 10 or 121/2 years, and at the same time to keep up his share-contributions. The fortunate recipient of the appropriation was at liberty to sell it, and frequently did so at a profit; but (except from fines) no profit whatever was earned by those who did not succeed in getting an appropriation, and as the number of members successful in the ballot must necessarily be small in the earlier years of the society, the others frequently became discontented and retired. These societies could not borrow money, for as they received no interest they could not pay any. The plan was afterwards modified by granting the appropriations alternately by ballot and sale, so that by the premiums paid on the sales (which are the same in effect as payments of interest on the amount actually advanced) profits might be earned for the investing members. The formation of societies of this class ceased on the passing of the act of 1894, by which balloting for advances was prohibited in societies thereafter established. A further modification of the "mutual" plan was to make all the appropriations by sale. The effect of this was to bring the mutual society back to the ordinary form; for it amounts to precisely the same thing for a man to pay 10s. a month on a loan of L60 for 14 years, as for him to borrow a nominal sum of L84 for the same period, repayable in the same manner, but to allow L24 off the loan as a "bidding" at the sale. The only difference between the two classes of societies is that the interest which the member pays who bids for his advance depends on the amount of competition at the bidding, and is not fixed by a rule of the society.

For several years the progress of building societies in general was steady, but there were not wanting signs that their prosperity was unsubstantial. A practice of receiving deposits repayable at call had sprung up, which must lead to embarrassment where the funds are invested in loans repayable during a long term of years. It was surmised, if not actually known, that many societies had large amounts of property on their hands, which had been reduced into possession in consequence of the default of borrowers in paying their instalments. A practice had also grown up of establishing mushroom societies, which did little more than pay fees to the promoters. The vicious system of trafficking in advances that had been awarded by ballot, near akin to gambling, prevailed in many societies. These signs of weakness had been observed by the well-informed, and the disastrous failure of a large society incorporated under [v.04 p.0713] the act of 1874, the Liberator, which had in fact long ceased to do any genuine building society business, hastened the crisis.

This society had drawn funds to the amount of more than a million sterling from provident people in [Sidenote: The "Liberator."] all classes of the population and all parts of the country by specious representations, and had applied those funds not to the legitimate purpose of a building society, but to the support of other undertakings in which the same persons were concerned who were the active managers of the society. The consequence was that the whole group of concerns became insolvent (Oct. 1892), and the Liberator depositors and shareholders were defrauded of every penny of their investments. Many of them suffered great distress from the loss of their savings, and some were absolutely ruined. The result was to weaken confidence in building societies generally, and this was very marked in the rapid decline of the amount of the capital of the incorporated building societies. From its highest point (nearly 54 millions) reached in 1887, it fell to below 43 millions in 1895. On some societies, which had adopted the deposit system, a run was made, and several were unable to stand it. The Birkbeck Society was for two days besieged by an anxious crowd of depositors clamouring to withdraw their money; but luckily for that society, and for the building societies generally, a very large portion of its funds was invested in easily convertible securities, and it was enabled by that means to get sufficient assistance from the Bank of England to pay without a moment's hesitation every depositor who asked for his money. Its credit was so firmly established by this means that many persons sought to pay money in. Had this very large society succumbed, the results would have been disastrous to the whole body of building societies. As the case stood, the energetic means it adopted to save its own credit reacted in favour of the societies generally.

The Liberator disaster convinced everybody that something must be done towards avoiding such calamities in the future. The government of the day brought in a bill for that purpose, and several private members also prepared measures—most of them more stringent than the government bill. All the bills were referred to a select committee, of which Mr Herbert Gladstone was the chairman. As the result of the deliberations of the committee, the Building Societies Act of 1894 was passed. Meanwhile the Rt. Hon. W.L. Jackson (afterwards Lord Allerton), a member of the committee, moved for an address to the crown for a return of the property held in possession by building societies. This was the first time such a return had been called for, and the managers of the societies much resented it; there were no means of enforcing the return, and the consequence was that many large societies failed to make it, notwithstanding frequent applications by the registrar. The act provided that henceforth all incorporated societies should furnish returns in a prescribed form, including schedules showing respectively the mortgages for amounts exceeding L5000; the properties of which the societies had taken possession for more than twelve months through default of the mortgagors; and the mortgages which were more than twelve months in arrear of repayment subscription. The act did not come into operation till the 1st of January 1895, and the first complete return under it was not due till 1896, when it appeared that the properties in possession at the time of Mr Jackson's return must have been counted for at least seven and a half millions in the assets of the societies. In a few years after the passing of the act the societies reduced their properties in possession from 14% of the whole of the mortgages to 5%, or, in other words, reduced them to one-third of the original amount, from 71/2 millions to 21/2 millions. Though this operation must have been attended with some sacrifice in many societies, upon the whole the balance of profit has increased rather than diminished. Thus this provision of the act, though it greatly alarmed the managers of societies, was really a blessing in disguise. The act also gave power to the registrar, upon the application of ten members, to order an inspection of the books of a society, but it did not confer upon individual members the right to inspect the books, which would have been more effective. It empowered the registrar, upon the application of one-fifth of the members, to order an inspection upon oath into the affairs of a society, or to investigate its affairs with a view to dissolution, and even in certain cases to proceed without an application from members. It gave him ample powers to deal with a society which upon such investigation proved to be insolvent, and these were exercised so as to procure the cheap and speedy dissolution of such societies. It also prohibited the future establishment of societies making advances by ballot, or dependent on any chance or lot, and provided an easy method by which existing societies could discontinue the practice of balloting. This method has been adopted in a few instances only. The act, or the circumstances which led to it, has greatly diminished the number of new societies applying for registry.

The statistics of building societies belonging to all the three classes mentioned show that there were on the 31st of December 1904, 2118 societies in existence in the United Kingdom. Of these, 2075, having 609,785 members, made returns. Their gross receipts for the financial year were L38,729,009, and the amount advanced on mortgage during the year was L9,589,864. The capital belonging to their members was L39,408,430, and the undivided balance of profit L4,004,547. Their liabilities to depositors and other creditors were L24,838,290. To meet this they had mortgages on which L53,196,112 was due, but of this L2,443,255 was on properties which had been in possession more than a year, and L222,444 on mortgages which had fallen into arrear more than a year. Their other assets were L14,952,485, and certain societies showed a deficit balance which in the aggregate was L102,670. As compared with 1895, when first returns were obtained from unincorporated societies, these figures show an increase in income of 30%, in assets of 23%, and in profit balances of 46%, and a diminution of the properties in possession and mortgages in arrear of 14% in the nine years. The total assets and income are more than three times the amount of the conjectural estimate made for 1870 by the royal commission. It is not too much to say that a quarter of a million persons have been enabled by means of building societies to become the proprietors of their own homes.

In recent years, several rivals to building societies have sprung up. Friendly societies have largely taken to investing their surplus funds in loans to members on the building society principle. Industrial and provident land and building societies have been formed. The legislature has authorized local authorities to lend money to the working classes to enable them to buy their dwelling-houses. Bond and investment companies have been formed under the Companies Acts, and are under no restriction as to balloting for appropriation. All these have not yet had any perceptible effect in checking the growth of the building society movement, and it is not thought that they will permanently do so.

British Colonies.—In several of the British colonies, legislation similar to that of the mother country has been adopted. In Victoria, Australia, a crisis occurred, in which many building societies suffered severely. In the other Australian colonies the building society movement has made progress, but not to a very large extent. In the Dominion of Canada these societies are sometimes called "loan companies" and are not restricted in their investments to loans on real estates, but about 90% of their advances are on that security. At the close of the year 1904 their liabilities to stockholders exceeded L13,000,000, and to the public L21,000,000. The uncalled capital was L5,000,000. The balance of current loans was L28,000,000, and the property owned by the societies exceeded L7,000,000.

Belgium, &c.—In Belgium, the Government Savings Bank has power to make advances of money to societies of credit or of construction to enable their members to become owners of dwelling-houses. The advance is made to the society at 3 or sometimes at 21/2% interest, and the borrower pays 4%. In the great majority of cases the borrower effects an insurance with the savings bank so that his repayments terminate at his death. On the 31st of December 1903 nearly 25,000 advances were in course of repayment. In Germany, building societies are recognized as a form of societies for self-help, but are not many in number, being overshadowed by the great organization of credit societies founded by Schulze-Delitzsch. In other countries there has been no special legislation for building societies similar to that of the United Kingdom, and though societies with the same special object probably exist, separate information with regard to them is not available.

(E. W. B.)

United States.—"Building and loan association" is a general term applied in the United States to such institutions as mutual loan associations, homestead aid associations, savings fund and loan associations, co-operative banks, co-operative savings and loan associations, &c. They are private corporations, for the accumulation of savings, and for the loaning of money to build homes. The first association of this kind in the United States of which there is any record was organized at Frankford, a suburb [v.04 p.0714] of Philadelphia, on the 3rd of January 1831, under the title of the Oxford Provident Building Association. Their permanent inception took place between 1840 and 1850. The receipts or capital of the building and loan association consists of periodical payments by the members, interest and premiums paid by borrowing members or others, fixed periodical instalments by borrowing members, fines for failures to pay such fixed instalments, forfeitures, fees for transferring stock, entrance fees, and any other revenues or payments,—all of which go into the common treasury. When the instalment payments and profits of all kinds equal the face value of all the shares issued, the assets, over and above expenses and losses, are apportioned among members, and this apportionment cancels the borrower's debt, while the non-borrower is given the amount of his stock. A man who wishes to borrow, let us say, $1000 for the erection of a house ordinarily takes five shares in an association, each of which, when he has paid all the successive instalments on it, will be worth $200, and he must offer suitable security for his loan, usually the lot on which he is to build. The money is not lent to him at regular rates of interest, as in the case of a savings bank or other financial institution, but is put up at auction usually in open meeting at the time of the payment of dues, and is awarded to the member bidding the highest premium. To secure the $1000 borrowed, the member gives the association a mortgage on his property and pledges his five shares of stock. Some associations, when the demand for money from the shareholders does not exhaust the surplus, lend their funds to persons not shareholders, upon such terms and conditions as may be approved by their directors. Herein lies a danger, for such loans are sometimes made in a speculative way, or on insufficient land value. Some associations make stock loans, or loans on the shares held by a stockholder without real estate security; these vary in different associations, some applying the same rules as to real estate loans. To cancel his debt the stockholder is constantly paying his monthly or semi-monthly dues, until such time as these payments, plus the accumulation of profits through compound interest, mature the shares at $200 each, when he surrenders his shares, and the debt upon his property is cancelled.

Every member of a building and loan association must be a stockholder, and the amount of interest which a member has in a [Sidenote: Shares.] building and loan association is indicated by the number of shares he holds, the age of the shares, and their maturing value. The difference between a stockholder in such an association and one in an ordinary corporation for usual business purposes lies in the fact that in the latter the member or stockholder buys his stock and pays for it at once, and as a rule is not called upon for further payment; all profits on such stocks are received through dividends, the value of shares depending upon the successful operation of the business. In the former the stockholder or member pays a stipulated minimum sum, say $1, when he takes his membership and buys a share of stock. He continues to pay a like sum each month until the aggregate of sums paid, increased by the profits and all other sources of income, amounts to the maturing value of the stock, usually $200, when the stockholder is entitled to the full maturing value of the share and surrenders the same. Shares are usually issued in series. When a second series is issued the issue of the stock of the first series ceases. Profits are distributed and losses apportioned before a new series can be issued. The term during which a series is open for subscription differs, but it usually extends over three or six months, and sometimes a year. Some associations, usually known as perpetual associations, issue a new series of stock without regard to the time of maturity of previous issues. It is the practice in such associations to issue a new series of stock every year. Instead of shares that are paid in instalments, some associations issue prepaid shares and paid-up shares. Prepaid shares, known also as partly paid-up shares, are issued at a fixed price per share in advance. They usually participate as fully in the profits as the regular instalment shares, and when the amount originally paid for such shares, together with the dividends accrued thereon, reaches the maturing or par value, they are disposed of in the same manner as regular instalment shares. Some associations, instead of crediting all the profits made on this class of shares, allow a fixed rate of interest on the amount paid therefor at each dividend period, which is paid in cash to the holder thereof. This interest is then deducted from the profits to which the shares are entitled, and the remainder is credited to the shares until such unpaid portion of the profits, added to the amount originally paid, equals the maturing or par value. Paid-up shares are issued upon the payment of the full maturity or par value, when a certificate of paid-up stock is issued, the owners being entitled to receive in cash the amount of all dividends declared thereon, subject to such conditions or limitations as may be agreed upon. These shares sometimes participate as fully in the profits as the regular instalment shares, but in most cases a fixed rate of interest only is allowed, the holders of the shares usually assigning to the association all right to profits above that amount. Certificates of matured shares are also issued to holders of regular instalment shares, who prefer to leave their money with the association as an investment.

Prior to the maturing of a share it has two values, the holding or book value and the withdrawal value. The book value is ascertained by adding all the dues that have been paid to the profits that have accrued; that is to say, it is the actual value of a share at any particular time. The withdrawal value is that amount of the book value which the association is willing to pay to a shareholder who desires to sever his connexion with the association before his share is matured. Some associations do not permit their members to withdraw prior to the maturing of their shares. Then the only way a shareholder can realize upon his shares is by selling them to some other person at whatever price he can obtain. There are twelve or more plans for the withdrawal of funds. Every association has full regulations on all such matters.

The purchase of a share binds the shareholder to the necessity of keeping up his dues, and thus secures to him not only the benefits [Sidenote: Variations in methods.] of a savings bank, but the benefit of constantly accruing compound interest. This accomplishes the first feature of the motive of a building and loan association. The second is accomplished by enabling a man to borrow money for building purposes. It is a moot question whether this method of obtaining money for the building of homes is more or less economical than that of obtaining it from the ordinary savings banks or from other sources. Sometimes the premium which must be paid to secure a loan increases the regular interest to such an amount as to make the building and loan method more expensive than the ordinary method of borrowing money, but a building and loan association has a moral influence upon its members, in that it encourages a regular payment of instalments. Some associations have a fixed or established premium rate, and under such circumstances loans are awarded to the members in the order of their applications or by lot. The premium may consist of the amount which the borrower pays in excess of the legal interest, or it may consist of a certain number of payments of dues or of interest to be made in advance. There are very many plans for the payment of premiums, nearly seventy relating to real estate loans being in vogue in different associations in different parts of the United States; but in nearly all cases the borrower makes his regular payments of dues and interest until the shares pledged have reached maturing value. There is also a great variety of plans for the distribution of profits, something like twenty-five such plans being in existence. The methods of calculating interest and profits are somewhat complicated, but they are all found in the books to which reference will be made. The various plans for the payment of premiums, distribution of profits, and withdrawals, and the calculations under each, are given in full in the ninth annual report of the U.S. commissioner of labour.

Most building and loan associations confine their operations to a small community, usually to the county in which they are situated; but some of them operate on a large scale, extending their business enterprises even beyond the borders of their own state. These national associations are ready to make loans on property anywhere, and sell their shares to any person without reference to his residence. In local associations the total amount of dues paid in by the shareholders forms the basis for the distribution of profits, while in most national associations only a portion of the dues paid in by the shareholders is considered in the distribution. For instance, in a national association the dues are generally 60 cents a share per month, out of which either 8 or 10 cents are carried to an expense fund, the remainder being credited on the loan fund. The expense fund thus created is lost to the shareholders, except in the case of a few associations which carry the unexpended balances to the profit and loss account, and whatever profits are made are apportioned on the amount of dues credited to the loan fund only. The creation of an expense fund in the nationals has sometimes been the source of disaster. Safety or security in both local and national associations depends principally upon the integrity with which their affairs are conducted, and not so much upon the form of organization or the method of distribution. Some of the states—New York, Massachusetts, New Jersey, Ohio, Illinois, California and others—bring building and loan associations under the same general supervision of law thrown around savings banks. In some states nothing is officially known of them beyond the formalities of their incorporation. Though the business of the associations is conducted by men not trained as bankers, it yet meets with rare success. Associations disband when not successful, but when they disband great loss does not occur because the whole business of the association consists of its loans, and these loans are to its own shareholders, as a rule, who hold the securities in their associated forms. The amount of money on hand is always small, because it is sold or lent as fast as paid in. A disbanded association, therefore, simply returns to its own members their own property, and but few real losses occur. Investment in a building and loan association is as nearly absolutely [v.04 p.0715] safe as it can be, for the monthly dues and the accumulated profits, which give the actual capital of the association, are lent or sold, as it is termed, by the association as fast as they accumulate, and upon real estate or upon the stock of the association itself. The opportunities for embezzlement, therefore, or for shrinkage of securities, are reduced to the minimum, and an almost absolute safety of the investment is secured.

The growth of these associations has been very rapid since 1840, and at the opening of the 20th century they numbered nearly 6000. The Federal government, through the department of labour, made an investigation of building and loan associations, and published its report in 1893. The total dues paid in on instalment shares amounted then to $450,667,594. The business represented by this great sum, conducted quietly, with little or no advertising, and without the experienced banker in charge, shows that the common people, in their own ways, are quite competent to take care of their savings, especially when it was shown that but thirty-five of the associations then in existence met with a net loss at the end of their latest fiscal year, and that this loss amounted to only a little over $23,000. Bulletin No. 10 (May 1897) of the U.S. department of labour contained a calculation of the business at that date, based upon such states' reports as were available. That calculation showed a growth in almost every item. During the years of depression ending with 1899 the growth of building and loan associations was naturally slower than in prosperous periods.

See Ninth Annual Report of U.S.A. Commissioner of Labour (1893); Bulletin, No. 10 (May 1897), of the Department of Labour; Edmund Rigley, How to manage Building Associations (1873); Seymour Dexter, A Treatise on Co-operation Savings and Loan Associations (New York, 1891); Charles N. Thompson, A Treatise on Building Associations (Chicago, 1892).

(C. D. W.)

BUILTH, or BUILTH WELLS, a market town of Brecknockshire, Wales. Pop. of urban district (1901), 1805. It has a station on the Cambrian line between Moat Lane and Brecon, and two others (high and low levels) at Builth Road about 13/4 m. distant where the London & North-Western and the Cambrian cross one another. It is pleasantly situated in the upper valley of the Wye, in a bend of the river on its right bank below the confluence of its tributary the Irfon. During the summer it is a place of considerable resort for the sake of its waters—saline, chalybeate and sulphur—and it possesses the usual accessories of pump-rooms, baths and a recreation ground. The scenery of the Wye valley, including a succession of rapids just above the town, also attracts many tourists. The town is an important agricultural centre, its fairs for sheep and ponies in particular being well attended.

The town, called in Welsh Llanfair (yn) Muallt, i.e. St Mary's in Builth, took its name from the ancient territorial division of Buallt in which it is situated, which was, according to Nennius, an independent principality in the beginning of the 9th century, and later a cantrev, corresponding to the modern hundred of Builth. Towards the end of the 11th century, when the tide of Norman invasion swept upwards along the Wye valley, the district became a lordship marcher annexed to that of Brecknock, but was again severed from it on the death of William de Breos, when his daughter Matilda brought it to her husband, Roger Mortimer of Wigmore. Its castle, built probably in Newmarch's time, or shortly after, was the most advanced outpost of the invaders in a wild part of Wales where the tendency to revolt was always strong. It was destroyed in 1260 by Llewellyn ab Gruffydd, prince of Wales, with the supposed connivance of Mortimer, but its site was reoccupied by the earl of Lincoln in 1277, and a new castle at once erected. It was with the expectation that he might, with local aid, seize the castle, that Llewellyn invaded this district in December 1282, when he was surprised and killed by Stephen de Frankton in a ravine called Cwm Llewellyn on the left bank of the Irfon, 21/2 m. from the town. According to local tradition he was buried at Cefn-y-bedd ("the ridge of the grave") close by, but it is more likely that his headless trunk was taken to Abbey Cwmhir. No other important event was associated with the castle, of which not a stone is now standing. The lordship remained in the marches till the Act of Union 1536, when it was grouped with a number of others so as to form the shire of Brecknock. The town was governed by a local board from 1866 until the establishment of an urban district council in 1894; the urban district was then made conterminous with the civil parish, and in 1898 it was re-named Builth Wells.

BUISSON, FERDINAND (1841- ), French educationalist, was born at Paris on the 20th of December 1841. In 1868, when attached to the teaching staff of the Academy of Geneva, he obtained a philosophical fellowship. In 1870 he settled in Paris, and in the following year was nominated an inspector of primary education. His appointment was, however, strongly opposed by the bishop of Orleans (who saw danger to clerical influence over the schools), and the nomination was cancelled. But the bishop's action only served to draw attention to Buisson's abilities. He was appointed secretary of the statistical commission on primary education, and sent as a delegate to the Vienna exhibition of 1873, and the Philadelphia exhibition of 1876. In 1878 he was instructed to report on the educational section of the Paris exhibition, and in the same year was appointed inspector-general of primary education. In 1879 he was promoted to the directorship of primary education, a post which he occupied until 1896, when he became professor of education at the Sorbonne. At the general election of 1902 he was returned to the chamber of deputies as a radical socialist by the XIII^{me} arrondissement of Paris. He supported the policy of M. Combes, and presided over the commission for the separation of church and state.